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272 Merit, Irvine, CA 92618

$1.74M3bd · 3ba · 2,505 sqft
Lot 77,058 sqft•HOA $240/mo•Single Family Residence•
Active
•91d on market•MLS# OC-26146793

Property Description

RARE SOARING CEILINGS, A BEDROOM AND FULL BATHROOM ON EVERY FLOOR, ABUNDANT NATURAL LIGHT, AND SOPHISTICATED INTERIOR DESIGN MAKE THIS RESIDENCE AN EXCEPTIONAL OPPORTUNITY IN GREAT PARK. Welcome to Almeria at Rise Residence 3, a stunning three-story home in the highly sought-after Great Park Neighborhoods, where soaring ceilings, exceptional natural light, and sophisticated interior design create a truly elevated living experience. One of the home’s most distinctive features is its dramatic high ceilings, creating an expansive, open, and airy feel throughout the residence. The thoughtfully designed floor plan offers a private bedroom and full bathroom on every level, providing exceptional flexibility for multigenerational living, guests, or a private home office. The first floor welcomes you with an inviting foyer, spacious bonus room, and a private bedroom with a full bathroom. The second floor is the heart of the home, featuring a stylish open-concept living space with a gourmet kitchen, oversized center island, upgraded cabinetry, dining area, and spacious great room. Large windows fill the space with natural light, while the private deck extends the living area outdoors. A secondary bedroom, full bathroom, and laundry room complete this level. The third floor offers a private retreat with a versatile loft and an impressive primary suite. The spa-inspired primary bathroom features dual vanities, a soaking tub, separate shower, and refined finishes, while the private balcony provides an additional space to relax and enjoy the surroundings. Throughout the home, modern, high-quality interior finishes and carefully selected design details create a stylish and sophisticated atmosphere rarely found in this price range. Enjoy the exceptional lifestyle of Great Park with resort-style amenities including multiple pools, parks, playgrounds, clubhouses, BBQ areas, sports courts, and miles of scenic walking and biking trails.

Features & Amenities

FeeBuilt 2020

Property Details

Land Type
Fee
Year Built
2020
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Cooling
Central Air
City
Irvine
Zip Code
92618
County
Orange
Listed byUnknown Office, Lucy Liu

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$8,773.10
Principal & Interest
Loan Amount
$1,388,000
Total Interest
$1,770,317
Total Payment Over 30 Years
$3,158,317
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

272 Merit, Irvine, CA 92618

Irvine · Single Family Residence

$1.74M
Luxury Tier
Beds
3
Baths
3
Sqft
2,505
Lot
1.77 ac
Year
2020
$/Sqft
$693
Pool: Yes✓
Garage: 2-car✓

Listed 17.4% below the median closed sale of $2,100,000. Price per sqft ($693) is a 15% discount to closed comps ($813). Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Priced below the market — value advantage over the field.

Price advantage
Subject listed at $1.74M· $693/sqft
Total list price
Closed comps
vs closed median $2.10M
−$365K (−17.4%)
Active comps
vs active median $1.76M
−$30K (−1.7%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $868
−$175 (−20.2%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
81 Island CoralIrvine2015332,05217,227$926$1.90M35167
113 HangingIrvine2016332,0594,950$857$1.76M19963
56 Island CoralIrvine2015332,0523,000$838$1.72M5963
6 SaintsburyIrvine2002331,9864,971$1,002$1.99M6761
201 Longspur DrIrvine2025432,0734,500$719$1.49M6561
Total: 5 · Average3.23.02,044.46,929.6$868.4$1.77M148.2
Median2,052$1.76M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
656 GadwallIrvine202609/28/2026442,2760$1.42M$1.41M$6211.0013086
23 DonovanIrvine201009/28/2026332,4143,267$1.90M$1.93M$8001.025168
126 AbaloneIrvine202110/07/2026432,7364,264$2.50M$2.50M$9141.004465
17 Morning DewIrvine197609/29/2026432,4238,780$2.50M$2.30M$9490.927465
113 ChestnutIrvine201410/08/2026432,6913,220$2.20M$2.10M$7800.956264
Total: 5 · Average3.83.22,5084,882.75$2.05M$2.05M$812.8—72.2
Median2,423$2.10M$2.10M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.